6097 Camden Forrest Cv · South Fulton, GA 30296

$168,000

3 bd · 3.0 ba · 1,040 sqft · SingleFamily public records · 18 Days on market

Built 2002 261 sqft lot $162/sqft · 18% below area Est $204k · 18% under $125/mo HOA · 7% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +5.1/10.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULL DOWN PAYMENT ASSISTANCE AVAILABLE - QUALIFIED BUYERS MAY RECEIVE UP TO 5% TOWARD THEIR PURCHASE! Priced to move and refreshed for its next chapter, this move-in-ready home offers an affordable opportunity for first-time buyers, investors, or anyone looking for a well-cared-for property without the renovation to-do list. Step inside and you'll find a comfortable, light-filled living area where natural sunlight pours through the windows, creating a warm and welcoming atmosphere from the moment you arrive. Fresh new carpet underfoot adds a clean, updated feel, giving the entire space a polished start that's ready for immediate enjoyment. The kitchen delivers exactly what everyday life calls for: practical space and easy flow. With room for a full dining table, it's designed for everything from busy weekday dinners to slow weekend mornings with coffee in hand. The layout keeps cooking, dining, and gathering connected without sacrificing comfort. Out back, a private patio extends your living space outdoors. Whether you're firing up the grill, unwinding after work, or simply enjoying a little fresh air, the backyard offers just the right amount of outdoor space without the burden of constant maintenance. Upstairs, two bedrooms and two bathrooms provide a layout that balances privacy and functionality. Equally appealing for roommates, small households, or tenants, this home is clean, bright, and ready for its next owner. With daily conveniences close by and a price designed to attract attention, this is an opportunity worth a closer look.

Key facts

• Private patio
• Clean new carpet
• $125 HOA

Tags

• LIGHT FILLED LIVING AREA
• PRIVATE PATIO
• PRACTICAL KITCHEN SPACE
• CLEAN NEW CARPET

Property features AI

Finance

• Other: City street frontage on asphalt road; Directions: use GPS; County: Clayton, GA
• Financial info: Multifamily units in community: 1
• HOA & community: Monthly association fee of $125 including trash; Has association

Exterior

• Parking: Two total parking spaces; Driveway; On-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available; Electric service: Other
• Home design: Two levels; Fee simple ownership
• Construction: Vinyl siding; Composition roof; Slab foundation; Other structures
• Exterior features: Patio; Rain gutters; Other exterior features

Interior

• Kitchen: White cabinets; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Two upstairs bedrooms; Bedroom features: Other
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: 2+ common walls; Open concept dining area; Resale condition
• Laundry & utility: Laundry located in kitchen with laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $45 ($534/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $165k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.6% in South Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oliver Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 539 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents rising (+3.5%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,480 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $203,976
• List price: $168,000
• Delta: -17.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 Austin Dr	0.20mi	2/1.0 (-1)	1,022 (-2%)	6mo	$179,500	$176	69
5883 Margaret Cir	0.40mi	3/2.0	1,132 (+9%)	15mo	$162,000	$143	50
5889 Baywood Ln	0.69mi	3/1.0	988 (-5%)	22mo	$178,000	$180	33
1385 Cedar Creek Ln	0.64mi	4/2.0 (+1)	1,188 (+14%)	14mo	$147,000	$124	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-23,336
• Equity at exit: $25,049

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-12,315
• Equity at exit: $14,526

Cash invested: $47,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30296

• Rents YoY: 3.5%
• Active inventory: 142
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$881
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$70
• HOA: −$125
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $45

Break-even live

Break-even rent $1,639

Max offer price $168,000

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $92	+0% $45	+5% $-3	+10% $-51
Rent	-10% $-89	-5% $-22	+0% $45	+5% $112	+10% $178
Rate	-1.0pp $129	-0.5pp $87	base $45	+0.5pp $1	+1.0pp $-43

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6108 Camden Forrest Cv Riverdale, GA	2.0	2.0	1040	$1,360	$1.31	25d	1	0.01mi
6115 Camden Forrest Dr Riverdale, GA	2.0	2.5	1100	$1,600	$1.45	19d	1	0.15mi
6215 Stimson Way Riverdale, GA	3.0	2.0	1384	$1,805	$1.30	2d	1	0.40mi
1410 Willow Dr Riverdale, GA	3.0	2.0	1365	$1,599	$1.17	44d	1	0.54mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	44d	1	0.65mi
6181 Harkness Ct Riverdale, GA	4.0	2.0	1355	$2,099	$1.55	44d	1	0.70mi
6454 W Fayetteville Rd Riverdale, GA	3.0	2.0	1204	$1,950	$1.62	21d	1	0.71mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	25d	1	0.78mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	6d	1	0.80mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	44d	1	0.82mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,750	$1.42	23d	1	0.82mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,799	$1.46	25d	1	0.82mi
6165 Radford Dr Riverdale, GA	3.0	2.0	1232	$1,695	$1.38	6d	1	0.82mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.87mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	0.89mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	3d	9	0.92mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.93mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	0.93mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	0.96mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	16d	1	0.98mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	25d	3	0.99mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	1.00mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	1.04mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	45d	1	1.05mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	25d	1	1.05mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	44d	1	1.05mi
6030 Riverdale Rd Riverdale, GA	2.0	2.0	1137	$1,725	$1.52	44d	1	1.11mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	3d	22	1.14mi
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	25d	1	1.15mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	44d	1	1.17mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	44d	1	1.19mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	44d	21	1.20mi
776 Glenshire Ct Riverdale, GA	4.0	3.0	1454	$1,766	$1.21	44d	1	1.23mi
2300 Flat Shoals Rd Unit 2 Riverdale, GA	2.0	3.0	1000	$1,425	$1.43	25d	1	1.24mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	1.25mi
6048 Oak Bend Ct Riverdale, GA	3.0	2.5	1500	$1,750	$1.17	23d	1	1.32mi
6114 Riverdale Rd Atlanta, GA	2.0	2.0	1113	$1,735	$1.56	44d	1	1.33mi
6684 Judy Ln Riverdale, GA	3.0	2.0	1356	$1,705	$1.26	44d	1	1.35mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	2d	15	1.35mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	2d	35	1.36mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 23 events

1. 2026-06-21
   days on market $168,000 Active 18 DOM
2. 2026-06-18
   days on market $168,000 Active 15 DOM
3. 2026-06-17
   days on market $168,000 Active 14 DOM
4. 2026-06-16
   days on market $168,000 Active 13 DOM
5. 2026-06-15
   days on market $168,000 Active 12 DOM
6. 2026-06-13
   days on market $168,000 Active 10 DOM
7. 2026-06-09
   days on market $168,000 Active 6 DOM
8. 2026-06-08
   days on market $168,000 Active 5 DOM
9. 2026-06-07
   days on market $168,000 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark

    Show marketing remark (1574 chars)

    FULL DOWN PAYMENT ASSISTANCE AVAILABLE - QUALIFIED BUYERS MAY RECEIVE UP TO 5% TOWARD THEIR PURCHASE! Priced to move and refreshed for its next chapter, this move-in-ready home offers an affordable opportunity for first-time buyers, investors, or anyone looking for a well-cared-for property without the renovation to-do list. Step inside and you'll find a comfortable, light-filled living area where natural sunlight pours through the windows, creating a warm and welcoming atmosphere from the moment you arrive. Fresh new carpet underfoot adds a clean, updated feel, giving the entire space a polished start that's ready for immediate enjoyment. The kitchen delivers exactly what everyday life calls for: practical space and easy flow. With room for a full dining table, it's designed for everything from busy weekday dinners to slow weekend mornings with coffee in hand. The layout keeps cooking, dining, and gathering connected without sacrificing comfort. Out back, a private patio extends your living space outdoors. Whether you're firing up the grill, unwinding after work, or simply enjoying a little fresh air, the backyard offers just the right amount of outdoor space without the burden of constant maintenance. Upstairs, two bedrooms and two bathrooms provide a layout that balances privacy and functionality. Equally appealing for roommates, small households, or tenants, this home is clean, bright, and ready for its next owner. With daily conveniences close by and a price designed to attract attention, this is an opportunity worth a closer look.

11. 2026-06-03
    days on marketlisting id $168,000 Active 1 DOM

    Show marketing remark (1574 chars)

    FULL DOWN PAYMENT ASSISTANCE AVAILABLE - QUALIFIED BUYERS MAY RECEIVE UP TO 5% TOWARD THEIR PURCHASE! Priced to move and refreshed for its next chapter, this move-in-ready home offers an affordable opportunity for first-time buyers, investors, or anyone looking for a well-cared-for property without the renovation to-do list. Step inside and you'll find a comfortable, light-filled living area where natural sunlight pours through the windows, creating a warm and welcoming atmosphere from the moment you arrive. Fresh new carpet underfoot adds a clean, updated feel, giving the entire space a polished start that's ready for immediate enjoyment. The kitchen delivers exactly what everyday life calls for: practical space and easy flow. With room for a full dining table, it's designed for everything from busy weekday dinners to slow weekend mornings with coffee in hand. The layout keeps cooking, dining, and gathering connected without sacrificing comfort. Out back, a private patio extends your living space outdoors. Whether you're firing up the grill, unwinding after work, or simply enjoying a little fresh air, the backyard offers just the right amount of outdoor space without the burden of constant maintenance. Upstairs, two bedrooms and two bathrooms provide a layout that balances privacy and functionality. Equally appealing for roommates, small households, or tenants, this home is clean, bright, and ready for its next owner. With daily conveniences close by and a price designed to attract attention, this is an opportunity worth a closer look.

12. 2026-06-01
    days on market $168,000 Active 76 DOM
13. 2026-05-31
    days on market $168,000 Active 75 DOM
14. 2026-05-11
    price $183,000 1413-char remark
15. 2026-05-11
    price $183,000 1443-char remark
16. 2026-04-01
    price $188,000 1413-char remark
17. 2026-04-01
    price $188,000 1443-char remark
18. 2026-03-17
    listed $195,000 New 1413-char remark
19. 2026-03-17
    listed $195,000 Active 1443-char remark
20. 2025-03-22
    historical $1,390
21. 2025-03-21
    historical $1,390
22. 2025-02-22
    listed $1,390
23. 2025-02-22
    listed $1,390

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,350
• − Mortgage interest: −$9,411
• − Property taxes: −$2,630
• − Insurance: −$840
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − HOA: −$1,500
• − Depreciation: −$4,887
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,056/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — South Fulton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clayton County · 230,153 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 27,045
• Household income: $63,292
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1400.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% Hispanic / Latino 10% White 4% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Chinese 3% French/Haitian/Cajun 2%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.25%
• Current HPI: 209.7527
• Rent YoY: ▲ 3.55%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+11986.3% since first listed

11 events — show timeline

• 2026-06-03 Listed $168,000 FMLS
• 2026-06-03 Listed $168,000 GAMLS
• 2026-06-01 Listing Removed — GAMLS
• 2026-05-29 Price Changed $168,000 GAMLS
• 2026-05-11 Price Changed $183,000 GAMLS
• 2026-04-01 Price Changed $188,000 GAMLS
• 2026-03-17 Listed $195,000 GAMLS
• 2025-03-22 Rental Removed $1,390 APPFOLIO
• 2025-03-21 Rental Removed $1,390 FMLS
• 2025-02-22 Listed for Rent $1,390 APPFOLIO
• 2025-02-22 Listed for Rent $1,390 FMLS

Property tax history

+8.1%/yr

Latest (2025): $2,630 · +0.9% YoY. Source: county tax records.